Although you may have preferences when you buy a house, you may not know what the buyer will think when you sell the house. Because over the past few years, the target customer group of the house has changed, and the situation of the house itself has also changed. Even if you don’t buy a house now, knowing these things will help you avoid landmines and avoid regrets when you sell your house in the future.

1. The age of the house affects the mortgage loan

If you plan to live in your house for a few years before selling the house, the age of the house is an important condition. "Senior properties" are not very popular among home buyers because they mean it is difficult to get a loan.

Most Chinese banks do not approve commercial loans for personal housing mortgages that are more than 20 years old. The bottom line for foreign banks is even more stringent - 15 years. The most lenient among Chinese banks is the Industrial and Commercial Bank of China, which in principle can approve personal housing mortgage commercial loans for houses built before 1980.

Although the residential property rights regulations in mainland China are 70 years, the actual service life is not that long at all. Qiu Baoxing, Vice Minister of the Ministry of Housing and Urban-Rural Development, once stated at the Sixth International Green Building and Building Energy Saving Conference that China's current residential buildings can only last an average of 25 to 30 years. This means that after 25 to 30 years, there is a high possibility that the house will be demolished and rebuilt.

In addition, Li Dong, senior manager of Shanghai Changning District of 21st Century Real Estate, believes that in addition to the longevity of the building, another factor that affects mortgage loans for senior housing is that the planning cycle of municipal construction in China is generally short. Houses that are more than 20 years old are beginning to enter a period of high risk of demolition. If the houses that are still mortgaged are demolished, it will bring the risk of loan recovery to the bank. Merely for the living needs of house buyers, in addition to financial risks, houses over 30 years old also have various problems such as old units, poor sound insulation, poor lighting, poor sanitation, and low-quality property management.

Xu Guofeng, senior manager of Jing’an District of Shanghai Deyou Real Estate, suggested that if the first house purchased is the only ordinary house for the family (less than 144 square meters), the floor area ratio and selling price will be determined by the real estate transactions in the area. The center considers it to be ordinary housing), and it is best to plan to sell it after 5 years, so that a large amount of business tax can be reduced. Because the current unwritten rule in the industry is that buyers pay all taxes and fees for both parties, so houses in the same community will be more popular if they require buyers to pay less taxes and fees.

2. Resettlement housing is not as good as commercial housing

In the same location and in the same community, house buyers do not like relocation housing even though its price is usually higher than commercial housing in the same community. Much cheaper.

Generally speaking, communities with relocation and resettlement plans will separate the resettlement housing and commercial housing with driveways, green belts, fences and other designs during actual construction. The main problem with this type of house is its location and orientation, especially in communities close to the city center. The location of the building also has good and bad characteristics. For example, in the center of the community, near greenbelts and other relatively quiet places with good views, commercial housing will definitely be planned to be built. On the other hand, locations near roads, elevated roads, subways and other facilities on the periphery are usually reserved for resettlement housing. of.

Because relocation housing cannot bring profits to developers like commercial housing, and new relocation housing is not put on the market for sale. Therefore, in order to increase the floor area ratio, some relocation housing is even designed to have 2 staircases with 6 or 7 households. , while commercial housing is generally 1 elevator with 2 households or 2 elevators with 4 households. Therefore, the architectural design of the resettlement houses will not be too elaborate. The windows of the entire building may not be on the same plane, forming irregular corners or concavities. At the same time, the house design is also limited. Although some rooms are said to be all facing south, in fact the light will be blocked by other irregular or extended walls. The property management fees for relocated houses in some communities are lower than those for commercial houses, and accordingly the content and quality of services provided by property management companies will be quite different. Improvement and replacement house buyers who already have a certain ability to purchase houses will pay more attention to these details and will not sacrifice the quality of living simply for the sake of cheap prices.

3. Houses between two high-rise buildings are not very popular

Buyers are also more careful about location, lighting, etc.

Li Dong analyzed that most house buyers’ evaluation of the external conditions of the house can be roughly summarized into three categories:

The center of the community is better than the periphery of the community. The priority order of location is: close to greenery, close to small roads, close to subway, close to Elevated/national highway/trunk road;

It is better to be above the 10th floor and below the 20th floor than below the 8th floor, and below the 8th floor is better than above the 20th floor;

It is better not to be close to the elevator shaft than to be close to the elevator shaft. .

High-rise residential buildings between two high-rise buildings are not very popular in both high-rise and low-rise areas. The lighting in the low area is obviously not as good as that in the middle and high areas. Although the lighting in the high area is unparalleled, it is located at the air outlet where the air is concentrated and convection. When the windows are opened for ventilation in rooms above the 20th floor, the wind is quite strong.

If a house is located in the center of a community, the second-hand house agent will definitely emphasize to the house viewers how good its location is at the beginning: the center of the community, the view room, and the king of the building. New developments usually save the houses here for sale in the last phase, so the price increase is natural - the location is good. In addition to being relatively quiet here, the greenery is mainly concentrated in the middle of the community. With a large area of ??greenery separated, the front building will not block the view and lighting, which will give the house extra points.

4. High floors may not necessarily sell well

Although when new properties are put on sale, the higher the floor, the higher the selling price, but it is different in the second-hand housing market. Houses with lower floors in the middle are the most popular.

The problem of lighting generally makes no difference above the 8th floor. Floors above the 18th to 20th floor will already cause ordinary people to be afraid of heights. Houses close to elevator shafts are prone to two problems due to vibrations caused by elevator operation: noise and wall cracks. It brings trouble to the secondary decoration, which is also the reason why some customers with stricter requirements don't like it.

The order of proximity to roads is mostly a helpless choice for the sake of location. Roads mean noise and dust. Being too close to the subway causes problems in addition to noise and vibration. The reason why home buyers are willing to be particular about choosing elevated or main roads is that the subway still has operating hours, while elevated and national highways are noisy 24 hours a day, especially late at night when large trucks pass by.

5. Three-bedroom apartments are not so popular

The most difficult thing to sell in the second-hand housing market is three-bedroom apartments. The area of ??three-bedroom apartments is generally more than 100 square meters, and even first-time home buyers cannot enjoy preferential tax exemptions. In addition, the total price is much higher than other small and medium-sized apartments, which is also one of the reasons that affects the decision-making of most current house buyers.

The most popular type is the two-bedroom unit, followed by the one-bedroom unit. Li Dong told "Good Luck? MONEY+" that many customers who buy second-hand houses mostly have replacement needs. In order for their children to go to better schools in the city or for parents to pick them up after school, they want to sell far away from the city. house and replace it with a house closer to the city. Since the unit price of a house becomes more expensive the closer it is to the city center, therefore, a two-bedroom house that just meets the living needs of a family of three is the most cost-effective option.

With the same budget, you can buy a house with more than three bedrooms, a better environment in the community, and a newer house in a farther suburb; if you buy a two-bedroom house, you can look for a house in a better area. More houses with accompanying resources. Obviously the latter is more in line with the needs of most families who want to change houses: more convenient life, better educational resources, and lower travel costs. Therefore, when the budget is similar, a three-bedroom apartment is the type that is least likely to cater to home buyers.

Most of the people who buy one-bedroom apartments use it as a transitional wedding house or to register a household registration. Before the purchase restriction order was issued, in key school districts with expensive housing prices, it was very common to buy an ultra-small house (usually less than 40 square meters) for a relatively small price to register a household registration for children to attend school, and then rent the house out.

6. Young families don’t like Chinese-style decoration

The impact of decoration on the secondary sales of houses is subtle. Generally speaking, houses that have a unified design and decoration style, have not been last decorated for a long time, and have medium to high-end decoration standards are more attractive. However, it is difficult for an overly stylized decoration, such as Chinese-style decoration, to hit the most sincere buyers.

Chinese-style decoration has a calm style and darker tones, emphasizing a high degree of stylization in interior design. It requires complex details and artistic expression, which is a very high requirement for designers. If the designer does not perform ideally, the interior will only make people feel depressed and heavy, but they will not feel its calmness and simplicity.

A more important point is that Chinese-style decoration is more suitable for spacious large-scale apartments and the aesthetic preferences of the middle-aged and above age group. At present, the majority of buyers in the second-hand housing market are still young families under the age of 35. Their aesthetics tend to be Western and simple, and they find it difficult to accept Chinese decoration styles.

(The above answer was published on 2015-10-28, please refer to the actual current relevant home purchase policies)

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